With many novice buyers jumping into the market to take advantage of great deals on bank-owned foreclosure properties, many are unprepared for the time-squeeze imposed by the bank’s custom real estate contract, which lacks a number of buyer-favored terms found in a standard real estate contract.

Offering the buyer a maximum of 17 days to complete inspections and remove contingencies means the buyer, who is already quite overwhelmed with the intricacies of the home-buying process, must act quickly or risk ending up with a home fraught with unseen problems that could have been avoided.

While it may seem impossible to comply with such a short contingency window, which often doesn’t allow enough time for home inspections, there are a number of important tips home buyers, whether new or seasoned, should follow:

1. Work with a real estate agent experienced in purchasing bank-owned properties.
2. Request the full 17-day period for removal of contingencies determined upon receipt of signed contracts.
3. Have the seller pay for a termite inspection and ask that it be scheduled as soon as possible.
4. For vacant properties, personally make sure all utilities are on before scheduling a home inspection. It is the seller’s responsibility to have gas, water, and electrical services on and all pilot lights lit (verify by flipping light switches and turning on a faucet until the water runs hot.) A home inspector cannot perform a complete inspection without utilities, nor can an inspector light pilots.
5. After confirming utilities are on, hire and schedule the services of a qualified home inspector.
6. Following the home inspector’s report, immediately seek work estimates from the relevant experts for any problem areas turned up in the home inspection, such as cracks in the foundation, water or gas leaks, faulty wiring, termite damage, mold, wood rot, etc.
7. Go back to the seller with quotes in hand to renegotiate the final contract terms.
8. For a condo/townhome purchase, request all your HOA documents, including meeting minutes, financials, and CC&Rs, prior to removal of contingencies.

“The bank’s tight window means home buyers can’t afford to lose a single day. Neglecting something as simple as making sure the utilities are turned on can result in a false start for the home inspector, who cannot complete a proper inspection without them, causing the stressed-out buyer to lose precious days,” explains Will Johnson of Inspection Perfection.

About Inspection Perfection
Founded in 2005, Inspection Perfection offers complete residential inspection services, serving the entire County of San Diego. Services are available for all types of residential properties, pools and spas, as well as FHA and 203K construction inspections. The reports, provided digitally, include images, a summary, and detail sections. For more information, please call (888) 552-4677 or visit http://www.sdinspection.com

In May 2009, Inspection Perfection has opened their new office in Mission Valley. The new office is driven by growth of business. Addition to staff and services will allow Inspection Perfection to continue to expand and improve our portfolio of services.

New Services
HUD HQS Certified Inspector
Inspection Perfection recently completed HUD’s Housing Quality Standards training to facilitate inspections first time buyers using City of San Diego First Home Buyers Program. For more information on First time buyer programs, please visit: www.sdhc.org/hafirstimebuyer1.shtml

HUD 203K Consultant
Provides field assistance with buyer, contractor and lender in analysis, compliance, processing & administration of 203K construction loans. Program is ideal for owner-occupied properties in need of rehabilitation. For more information of HUD’s 203K program, please visit: www.hud.gov/offices/hsg/sfh/203k/203kabou.cfm

FHA Inspector
Compliance inspections for FHA Loans for home purchases or refinancing.

Founded in 2005, Inspection Perfection offers residential inspections serving the entire San Diego County. Reports are digital including images with a concise Summary Section available within 24 hours. For more information, please call (888) 552-4677, email or visit our website at http://www.sdinspection.com

Complete residential inspection services serving the entire San Diego County. Services include all types of residential properties, pool & spa, FHA & 203K construction inspections. Reports are digital include images, summary and detail sections.

The real estate market for 2009 forecasts a steady supply of foreclosures that will yield an overwhelming inventory owned by banks.

Many of these bank-owned properties are in need of repairs to be habitable, safe and functional. Buyers are faced with added costs to safely occupy these properties.

One of the best kept secrets is Housing of Urban Development's (HUD) 203K Rehabilitation Program. The 203K program allows home buyers to add a construction loan to the standard FHA home loan. So you get all the benefits of the FHA loan with the addition of the construction costs into one loan. This is by far the best loan for owner-occupied buyers looking to purchase a bank-owned property in need of repairs.

The program is broad in the scope of work and property. Eligible properties are single detached homes, multi-tenant, mix-use and now condos. The construction loan starts at $5,000. Simple rehabbing like, painting, new flooring, fixtures and appliances and the total amount under $35,000 should apply under the 203K Streamline.

Rehab costs over $35,000 or extensive rehabbing, like structural modifications are processed in the standard 203k program. This requires a contingency reserve starting out at 10%, a consultant and inspection draws.

Will Johnson with Inspection Perfection is a qualified HUD 203K consultant. "I work with the buyer, contractor and lender to manage construction loan process. I'm the eyes and ears for HUD." said Will Johnson. "My 203K consulting services are quickly growing helping buyers through the process."

Many lenders area getting up to speed on this program to offer to first time buyers and owner-occupied buyers interested in buying bank owned properties. This program is not available to investors at this time.

About Inspection Perfection
Founded in 2005, Complete residential inspection services serving the entire San Diego County. Services include all types of residential properties, pool & spa, FHA & 203K construction inspections. Reports are digital include images, summary and detail sections. For more information about the 203K program, please call (888) 552-4677 or visit them online at www.sdinspection.com